Thanks for this cost effective option, that I hope others can learn from! 

The real estate is effectively inventory in a sales business, just like refrigerators or stereos.Passive sources of income such as interest (i.e. hard money lending), rents from real property, dividends and royalties are not subject to UBIT.This concept is documented in IRS publication 598.The ROBS program is an entirely different structure as compared to a self directed IRA.  

Has the experience been good (and relatively cost effective)?

Getting zoning *changed* takes anything from a few bucks and a few forms filled in, to wheelbarrows full of cash and months, depending on your area.You might also check to see if the house has any "historical" designation. 

She stated that the renter makes it difficult to show the house, and she may have to come up with money to sell it because of sales costs and comission.Her other property is in Ohio, she had purchased it in a tax auction, but never had enough money to fix it, so she has been accumulating property taxes on an empty property for six years.So I gave her a plan to sell both properties immediately and she was able to even make some money within sixty days of putting the plan in effect.

I think direct mail is the most effective, particularly driving for dollars in your target neighborhoods.

It may be worth to research other Presidential Libraries and see what's the effect in the areas.Washington Park connects to Jackson Park through a  nice boulevard.  

If I were you I would self manage especially if you are only cash flowing a couple hundred and there are only 2.Plus it gives you experience in the field and once you acquire enough to hand off you will know what needs to be done and will be able to manage you PM much more effectively.

I agree with @Leo KingstonAbsent a pre-death transfer by the decedent, it will likely require probate to effect passing marketable (insurable) title to a third party. 

I think the most effective tool is YOU.